Individually Owned Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Lot
42.51 ac (1,851,736 SF)
Zoning code
R1
APN
LEIC M:039 B:00000B1 L:0
UPID
US38-2010252
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$270k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$270k
Owner & transaction history
since 2004
2 recorded transactions
Zoning & alternative use
R1 · Leicester, MA
Zoning description
10/14/2009 Bylaw was amended on 6/16/09 to allow parking of tractor trailer cabs. 5/4/2009 31 To amend the Leicester Zoning Bylaw & Map to rename the Residential A (RA) and Residential B (RB) districts as Residential 1 (…
General category
RESIDENTIAL
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$270k
Value range
$243k – $297k
±10% around blend
Confidence
Property data
63
Comparable evidence
60
$243k
blend $270k
$297k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
Lot area
42.51 ac
APN
LEIC M:039 B:00000B1 L:0
Zoning
R1
Assessed value
$32,263
Annual tax
$405
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$270k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
Not available
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$32k
Move the market yield to see immediate price impact.
Value / SF
N/A
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2k
$41k
$29k
$23k
$2k
$45k
$32k
$25k
$2k
$50k
$35k
$28k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$405
Tax year 2024
Assessed value
$32,263
Assessed 2024
Previous assessed
$32,263
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$32,263
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Heating
NONE
Lot
42.51 ac (1,851,736 SF)
Zoning code
R1
APN
LEIC M:039 B:00000B1 L:0
UPID
US38-2010252
Jurisdiction
LEICESTER
Zoning & alternative use
R1 · Leicester, MAZoning R1 · permitted uses
R1 · Leicester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
10/14/2009 Bylaw was amended on 6/16/09 to allow parking of tractor trailer cabs. 5/4/2009 31 To amend the Leicester Zoning Bylaw & Map to rename the Residential A (RA) and Residential B (RB) districts as Residential 1 (…
General category
RESIDENTIAL
Building & site characteristics
From public records
Heating
NONE
Lot
42.51 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R1
RESIDENTIAL
Jurisdiction
Leicester, MA
Recorded code
R1
Official district
R1
Official district profile
What the municipal code says about R1
Zoning description
10/14/2009 Bylaw was amended on 6/16/09 to allow parking of tractor trailer cabs. 5/4/2009 31 To amend the Leicester Zoning Bylaw & Map to rename the Residential A (RA) and Residential B (RB) districts as Residential 1 (…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R1 in Leicester, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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